How can I accurately determine the actual expenses for a property including garbage, electric, insurance, sewage, etc.

I understand people make mistakes;  Do you think that you calculated it more accurately than 2 professionals? 

It has been discussed so much that there are ten dead horses at the bottom of the pile, that we keep beating.Let me see if I can answer accurately.

Very accurate and a pretty deep pool of knowledge you have about real estate, especially in Texas.

Looking for some guidance.I presently own a duplex, purchased in 2006 (was my first RE investment) - when I purchased rents were $725, I've now got the rents to $895 per unit, so $1790 per moVacancy is low, however when a tenant moves out, I typically will have it vacant a month or two performing updgrades and maintenance, (have overhauled/lightly updated the bathrooms, paint, exterior doors etc)  Typically when I start advertising the vacancy I have it filled in a month with a good tenant.

Perhaps not enough to obscure the picture.Q1: Is it correct to do an IRR estimation and compare it to the stock market performance?

Call this EAP (Earnings after Payments)To dig a little deeper, I'll also subtract the cash I tied up ($150K is about $30K + any rehab or closing costs at time of purchase) and apply a "cost of cash" (what is my opportunity cost of that investment in a fairly safe instrument), along with any EAP (can be positive or negative) and an estimate for my annual equity build (by estimating this from an amortization table).To clarify:Annual Benefit = Annual Equity Build + / - EAP - Cost of CashNote:  This is not accurate / scientific / mathematically rigorous, and I'm not recommending it as a way to calculate returns.  

Is that accurate information?

Total monthly income after expenses and reserves is about $450, or $75 a door.4 performing notes - remaining balance $$185k, purchase price $129k.

Why cant I create my own note for my LLC ,season it, then sell it as a performing note?